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HomeMy WebLinkAboutD_Mobile CT CUP_181126.pdfDEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Project Location Map D_Mobile CT CUP_181126 A. ADMINISTRATIVE REPORT & DECISION Decision: APPROVED APPROVED SUBJECT TO CONDITIONS DENIED Report Date: November 26, 2018 Project File Number: PR18-000440 Project Name: Mobile CT Scan Conditional Use Permit Land Use File Number: LUA18-000614, CU-A Project Manager: Angelea Weihs, Associate Planner Owner: ZV Company, 3306 Olympic Blvd. W, Tacoma, WA 98466 Applicant: Christopher Smith, Blue Pearl Veterinary Partners, 2950 Busch Lake Blvd., Tampa, FL 33614 Contact: Janet Monda, Architectural Werks, Inc., 11416 98th Ave, Suite 200, Kirkland, WA 98033 Project Location: 4208 Lind Ave SW Project Summary: The applicant is requesting an Administrative Conditional Use Permit for the proposed installation of a new mobile CT Imaging Unit within the parking lot of Blue Pearl Veterinary Hospital, located at 4208 Lind Ave SW (parcel number 3926800010). The project site is located within the Commercial Arterial (CA) zone and Urban Design District D. Currently, the existing property is 36,677 square feet (0.84 acre) and contains a 7,275 square foot veterinary clinic. No construction or tree removal is proposed with the project. The applicant proposes to locate the mobile unit/trailer within the parking lot on the east side of the existing clinic. The unit/trailer will occupy a total of 7 of the existing 38 parking spaces on-site. The applicant proposes off-site parking (via a parking agreement) in order to comply with parking regulations. Access will be retained via an existing curb cut off of Lind Ave SW. High seismic hazards are mapped on the project site. Site Area: 0.84 acre DocuSign Envelope ID: 4C9FDC70-8C09-4323-8A0D-953D4B5FFD83 City of Renton Department of Community & Economic Development Mobile CT Scan Conditional Use Permit Administrative Report & Decision LUA18-000614, CU-A Report of November 26, 2018 Page 2 of 12 D_Mobile CT CUP_181126 B. EXHIBITS: Exhibit 1: Administrative Decision Exhibit 2: Site Plan Exhibit 3: Landscape Plan Exhibit 4: Off-site Parking Lease Agreement Exhibit 5: Mobile Unit and Screening Elevations Exhibit 6: Advisory Notes C. GENERAL INFORMATION: 1. Owner(s) of Record: ZV Company, 3306 Olympic Blvd. W, Tacoma, WA 98466 2. Zoning Classification: Commercial Arterial (CA) Urban Design District D 3. Comprehensive Plan Land Use Designation: Employment Area (EA) 4. Existing Site Use: Veterinary Hospital 5. Critical Areas: High Seismic Hazards, 6. Neighborhood Characteristics: a. North: Commercial Office (CO) Zone; Office Park (South Lind Square) b. East: Commercial Arterial (CA) Zone; Retail Strip Mall c. South: Kent Jurisdiction; SW 43rd ST, Shell Gas Station d. West: Medium Industrial (IM) Zone; Lind Ave SW, Ikea 7. Site Area: 0.84 Acre D. HISTORICAL/BACKGROUND: Action Land Use File No. Ordinance No. Date Comprehensive Plan N/A 5758 06/22/2015 Zoning N/A 5758 06/22/2015 Annexation N/A 1745 04/19/1959 Environmental Review LUA09-129 N/A 10/26/2009 E. PUBLIC SERVICES: 1. Existing Utilities a. Water: Water service is provided by the City of Renton. There is an existing water main in Lind Ave SW. DocuSign Envelope ID: 4C9FDC70-8C09-4323-8A0D-953D4B5FFD83 City of Renton Department of Community & Economic Development Mobile CT Scan Conditional Use Permit Administrative Report & Decision LUA18-000614, CU-A Report of November 26, 2018 Page 3 of 12 D_Mobile CT CUP_181126 b. Sewer: Sewer service is provided by the City of Renton. There is an existing sewer main in Lind Ave SW. c. Surface/Storm Water: There is a private stormwater conveyance system on-site. 2. Streets: The site fronts Lind Ave SW to the west and SW 43rd St to the south. 3. Fire Protection: Renton Regional Fire Authority (RRFA) F. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE: 1. Chapter 2 Land Use Districts a. Section 4-2-020: Purpose and Intent of Zoning Districts b. Section 4-2-060: Zoning Use Table – Uses Allowed in Zoning Designations c. Section 4-2-120A: Development Standards for Commercial Zoning Designations 2. Chapter 3 Environmental Regulations and Overlay Districts a. Section 4-3-050: Critical Area Regulations b. 4-3-100: Urban Design Regulations 3. Chapter 4 City-Wide Property Development Standards 4. Chapter 9 Permits – Specific a. Section 4-9-030: Conditional Use Permits 5. Chapter 11 Definitions G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN: 1. Land Use Element H. FINDINGS OF FACT (FOF): 1. The Planning Division of the City of Renton accepted the above master application for review on September 12, 2018, and determined the application complete on September 20, 2018. The project complies with the 120-day review period. 2. The project site is located 4208 Lind Ave SW. 3. The project site is currently developed with an existing veterinary hospital. 4. Existing access to the site will be retained via an existing curb cut off of Lind Ave SW. 5. The property is located within the Employment Area (EA) Comprehensive Plan land use designation. 6. The site is located within the Commercial Arterial (CA) zoning classification. 7. No trees are proposed for removal with this project. 8. High seismic hazards are mapped on the project site. A geotechnical report was not required to be submitted with the formal land use application as no grading is proposed with the project, and the proposed use is mobile in nature. DocuSign Envelope ID: 4C9FDC70-8C09-4323-8A0D-953D4B5FFD83 City of Renton Department of Community & Economic Development Mobile CT Scan Conditional Use Permit Administrative Report & Decision LUA18-000614, CU-A Report of November 26, 2018 Page 4 of 12 D_Mobile CT CUP_181126 9. The applicant is proposing to begin installation immediately following required land use and building permit approval. 10. No public or agency comment letters were received for this project. 11. Representatives from various city departments have reviewed the application materials to identify and address issues raised by the proposed development. These comments are contained in the official file, and the essence of the comments has been incorporated into the appropriate sections of this report and the Departmental Recommendation at the end of this report. 12. Comprehensive Plan Compliance: The site is designated Employment Area (EA) on the City’s Comprehensive Plan Map. The purpose of the EA designation is to provide areas primarily used for office, industrial, warehousing, and manufacturing, with access to transportation networks and transit. In addition, the designation maintains a variety and balance of uses through zoning which promotes the gradual transition of uses on sites with good access and visibility. The proposal is compliant with the following Comprehensive Plan Goals and Policies if all conditions of approval are met Compliance Comprehensive Plan Analysis  Goal L-BB: Maintain a high quality of life as Renton grows by ensuring that new development is designed to be functional and attractive.  Goal L-FF: Strengthen the visual identity of Renton and its Community Planning Areas and neighborhoods through quality design and development.  Policy L-48: Address privacy and quality of life for existing residents by considering scale and context in infill project design. 13. Zoning Development Standard Compliance: Zoning Development Standard Compliance: The purpose of the Commercial Arterial Zone (CA) is to evolve from “strip commercial” linear business districts to business areas characterized by enhanced site planning and pedestrian orientation, incorporating efficient parking lot design, coordinated access, amenities and boulevard treatment with greater densities. The CA Zone provides for a wide variety of retail sales, services, and other commercial activities along high-volume traffic corridors. Residential uses may be integrated into the zone through mixed-use buildings. The zone includes the designated Automall District. The proposal is compliant with the following development standards, as outlined in RMC 4-2-120.A, if all conditions of approval are met: Compliance CA Zone Develop Standards and Analysis See CUP Analysis, FOF 15 Use: Currently, the 36,677 square foot parcel contains an existing 7,275 square foot office building (occupied by a veterinary hospital), landscaping, and on-site paved parking (Exhibit 2). No construction would occur on the existing structure and the office building would remain occupied by Blue Pearl Animal Hospital. The applicant proposes to locate a mobile unit/trailer within the parking lot on the east side of the existing clinic. The unit/trailer will occupy a total of 7 of the existing 38 parking spaces on-site and would be used as a mobile CT scanner for the use of the veterinary hospital. No new impervious surface is proposed on-site. Staff Comment: Vehicle storage is defined as an indoor or outdoor area for parking or holding of motor vehicles and boats or wheeled equipment for more than seventy-two (72) hours. In accordance with RMC 4-2-060, vehicle storage is subject to the approval of an Administrative Conditional Use Permit (CUP). See CUP Analysis below under FOF 15. DocuSign Envelope ID: 4C9FDC70-8C09-4323-8A0D-953D4B5FFD83 City of Renton Department of Community & Economic Development Mobile CT Scan Conditional Use Permit Administrative Report & Decision LUA18-000614, CU-A Report of November 26, 2018 Page 5 of 12 D_Mobile CT CUP_181126 N/A Density: The minimum density required in the CA zone is 10.0 dwelling units per net acre. The maximum density permitted is 60 dwelling units per net acre in the City Center and Highlands Community Planning Areas and 30 dwelling units per net acre in the East Plateau and Kennydale Community Planning Areas. Net density is calculated after the deduction of sensitive areas, areas intended for public right-of-way, and private access easements. Staff Comment: No new residential units are proposed as a part of the project. N/A Lot Dimensions: The minimum lot size required in the CA zone is 5,000 sq. ft. There are no minimum lot width or depth requirements. Staff Comment: Not applicable, no subdivision is being proposed as part of this land use application.  Setbacks: The minimum front yard setback is 15 ft. The minimum setback may be reduced to 0 ft. through the site plan review process, provided blank walls are not located within the reduced setback. A maximum front yard setback of 20 ft. is required. The minimum secondary front yard setback is 15 ft. The minimum setback may be reduced to 0 ft. through the site plan review process, provided blank walls are not located within the reduced setback. The maximum secondary front yard setback is 20 feet. There are no minimum side or rear yard setbacks, except 15 ft. if the lot abuts or is adjacent to a lot zoned residential. Staff Comment: No change to the existing building footprints are proposed. The proposed mobile unit will be located within the existing rear yard setback, between the existing structure and the east property line. The proposed mobile unit will be approximately 15 feet from the rear (east) property line and 26 feet from the side (north) property line. While the mobile unit is exempt from setback requirements, the proposed location does comply with the minimum rear and side yard setback requirements of the zone. N/A Building Standards: The CA zone has a maximum building coverage 65% of total lot area or 75% if parking is provided within the building or within an on-site parking garage. The maximum building height permitted is 50 ft., except 60 ft. if the building is mixed use. Staff Comment: Not applicable, no changes are proposed to the building footprints or building heights.  Landscaping: The City’s landscape regulations (RMC 4-4-070) require a 10-foot landscape strip along all public street frontages. Additional minimum planting strip widths between the curb and sidewalk are established according to the street development standards of RMC 4-6-060. Street trees and, at a minimum, groundcover, are to be located in this area when present. Spacing standards shall be as stipulated by the Department of Community and Economic Development, provided there shall be a minimum of one street tree planted per address. Any additional undeveloped right-of- way areas shall be landscaped unless otherwise determined by the Administrator. All parking lots shall have perimeter landscaping as follows: Such landscaping shall be at least ten feet (10') in width as measured from the street right-of-way. Standards for planting shall be as follows: DocuSign Envelope ID: 4C9FDC70-8C09-4323-8A0D-953D4B5FFD83 City of Renton Department of Community & Economic Development Mobile CT Scan Conditional Use Permit Administrative Report & Decision LUA18-000614, CU-A Report of November 26, 2018 Page 6 of 12 D_Mobile CT CUP_181126 a. Trees shall be two inches (2") in diameter at breast height (dbh) for multi- family, commercial, and industrial uses at an average minimum rate of one tree per thirty (30) lineal feet of street frontage. b. Shrubs at the minimum rate of one per twenty (20) square feet of landscaped area. Up to fifty percent (50%) of shrubs may be deciduous. c. Ground cover in sufficient quantities to provide at least ninety percent (90%) coverage of the landscaped area within three (3) years of installation. Surface parking lots with more than fourteen (14) stalls shall be landscaped as follows: Surface parking lots with between 15 and 50 spaces shall provide 15 sf of landscaping per parking space, 51 and 99 spaces shall provide 25 sf of landscaping per parking space, and 100 or more spaces shall provide 35 sf of landscaping per parking space. Perimeter parking lot landscaping shall be at least 10 feet in width, interior parking lot landscaped areas shall have a minimum width of 5 feet. Staff Comment: Existing street frontage landscaping is provided along Lind Ave SW and SW 43rd ST. No proposed changes to the existing structure or site trigger compliance with the landscaping regulations of RMC 4-4-070; however, per RMC 4-4-095, required vehicle storage screening shall include fencing, berming, enclosing walls and landscaping, as determined by the Administrator, sufficient to achieve substantial visual and acoustical screening from adjacent and abutting properties and public rights-of- way. The applicant provided a Landscape Plan (Exhibit 3) with the project application. In order to provide adequate screening for the proposed mobile equipment, the applicant proposes to enhance the existing parking lot landscaping on both sides of the proposed mobile trailer with additional shrubs, ground cover, and one new tree (See Exhibit 3). One existing tree is proposed to remain in one of the existing landscape islands. No trees are proposed for removal. The new landscaping will include 10 Ottoluyken Laurel shrubs, one 2.5-inch caliper Pyrus Chanticleer Pear tree, and Cotoneaster Dammeri ground cover. See FOF 13, Fences and Retaining Walls, for more information on the proposed screening.  Tree Retention: The City’s adopted Tree Retention and Land Clearing Regulations (4-4- 130) require the retention of 10 percent of trees in a commercial development. Significant trees shall be retained in the following priority order: Priority One: Landmark trees; significant trees that form a continuous canopy; significant trees on slopes greater than twenty percent (20%); significant trees adjacent to critical areas and their associated buffers; and significant trees over sixty feet (60') in height or greater than eighteen inches ( 18") caliper. Priority Two: Healthy tree groupings whose associated undergrowth can be preserved; other significant native evergreen or deciduous trees; and other significant non-native trees. Priority Three: Alders and cottonwoods shall be retained when all other trees have been evaluated for retention and are not able to be retained, unless the alders and/ or cottonwoods are used as part of an approved enhancement project within a critical area or its buffer. DocuSign Envelope ID: 4C9FDC70-8C09-4323-8A0D-953D4B5FFD83 City of Renton Department of Community & Economic Development Mobile CT Scan Conditional Use Permit Administrative Report & Decision LUA18-000614, CU-A Report of November 26, 2018 Page 7 of 12 D_Mobile CT CUP_181126 Staff Comment: No trees are proposed to be removed from the subject property resulting in 100% retention. The applicant is proposing to plant one additional Pyrus Chanticleer Pear tree on-site in order to add additional screening for the proposed use.  Vehicular Access: A connection shall be provided for site-to-site vehicle access ways, where topographically feasible, to allow a smooth flow of traffic across abutting CA lots without the need to use a street. Access may comprise the aisle between rows of parking stalls, but is not allowed between a building and a public street. Staff Comment: The site is a corner lot and is bordered by Lind Ave SW to the west, SW 43rd St to the south, and other CA zoned properties to the north (office park) and east (retail strip mall). The site is accessed by one existing driveway off of Lind Ave SW. Existing site-to-site connection is provided between the northern parking areas of the subject site and the property to the north and east. Compliant if condition of approval is met Parking: Parking regulations require a minimum and maximum of 5 parking spaces per 1,000 square feet of net floor area for offices, medical and dental. Standard parking stall dimensions are 9 feet by 20 feet, compact stall dimensions are 8 ½ feet by 16 feet. Staff Comment: The applicant proposes to locate the CT scanner mobile unit/trailer within the parking lot on the east side of the existing clinic. The unit/trailer will occupy a total of 7 of the existing 38 parking spaces on-site. According to the parking standards in RMC 4-4-080, the project would be required to provide a total of 36 parking spaces for the existing clinic. With the removal of the 7 parking spaces for the unit/trailer use, a total of 31 parking spaces will remain on-site. In order to provide adequate parking for the existing veterinary hospital use, the applicant proposes to lease a total of 10 off-site parking spaces from the abutting office park to the north (See Exhibit 4). Per RMC 4-4-080E.2, off-site parking is permitted provided the applicant can demonstrate that sufficient parking is not available on the premises of the use and a parking agreement ensuring that off-site parking is available for the duration of the use is approved by the Community and Economic Development Administrator. The abutting development to the north has an existing 55,375 square foot office building and a total of 222 existing parking spaces. In order for this development to maintain compliance with parking requirements, the site needs a minimum of 111 parking spaces and a maximum of 249 parking spaces. Therefore, the lease agreement will not conflict with the minimum parking requirements for the abutting site to the north. Staff recommends approval of the proposed off-site parking agreement, for compliance with the parking standards for the existing veterinary hospital, with a condition of approval that the lease agreement be maintained for the duration that the mobile CT Imaging Unit is located on the site or until a new agreement is obtained and approved by the City. Compliant if condition of approval is met Fences and Retaining Walls: A maximum of eight feet (8') anywhere on the lot provided the fence, retaining wall or hedge does not stand in or in front of any required landscaping or pose a traffic vision hazard. There shall be a minimum three-foot (3') landscaped setback at the base of retaining walls abutting public rights-of-way. DocuSign Envelope ID: 4C9FDC70-8C09-4323-8A0D-953D4B5FFD83 City of Renton Department of Community & Economic Development Mobile CT Scan Conditional Use Permit Administrative Report & Decision LUA18-000614, CU-A Report of November 26, 2018 Page 8 of 12 D_Mobile CT CUP_181126 Staff Comment: In order to comply with the screening regulations per RMC 4-4-095, the applicant proposes a 6-foot tall privacy fence (See Exhibit 5), which is proposed to surround the new mobile unit/trailer on all four sides, except for a 33-foot wide break on the west side where the unit will be accessed. The proposed fencing will have an aluminum frame and variegated vinyl inserts. The variegated vinyl inserts will be textured with a wood grain finish. The frame is available in nine colors and the panels are available in three variegated colors. The proposed colors were not provided with the application; therefore, staff recommends a condition of approval that the applicant submit the proposed colors and fence material sample for review and approval prior to building permit issuance. 14. Design Standards: The project site is located within Design District ‘D’ the proposal does not include exterior alterations to the building, site construction, or other applicable actions that would require compliance with the City’s Urban Design Regulations. The screening for the proposed vehicle storage would be subject to RMC 4-4-095, Screening and Storage Height/Location Limitations. Future signage (reviewed under separate permit(s)) would be subject to Design District D sign regulations. 15. Conditional Use Analysis: The applicant is requesting an Administrative Conditional Use Permit for the proposed installation of a new mobile CT Imaging Unit within the parking lot of Blue Pearl Veterinary Hospital, located at 4208 Lind Ave SW. The proposal is compliant with the following conditional use criteria, pursuant to RMC 4-9-030.D. Therefore, staff recommends approval of the requested Conditional Use Permit, with conditions. Compliance Conditional Use Criteria and Analysis  a. Consistency with Plans and Regulations: The proposed use shall be compatible with the general goals, objectives, policies and standards of the Comprehensive Plan, the zoning regulations and any other plans, programs, maps or ordinances of the City of Renton. Staff Comment: See FOFs 12 and 13 for Comprehensive Plan and zoning regulation compliance.  b. Appropriate Location: The proposed location shall not result in the detrimental overconcentration of a particular use within the City or within the immediate area of the proposed use. The proposed location shall be suited for the proposed use. Staff Comment: The applicant contends that the proposal would not result in a detrimental overconcentration of a particular use, as the proposed mobile CT Scanner would serve to support the existing veterinary hospital. The applicant further states that the use is located in a diverse area, primarily occupied by other businesses including, restaurants, gas stations, large retail establishments, convenience service businesses, and other medical clinics. In addition, the proposed mobile unit will be located on the backside of the existing building, in the existing parking area, and hidden from the public streets as much as feasible. Staff has reviewed the request and concurs that the proposed location is suitable for the proposed use and would not result in an overconcentration of this use in the City or immediate area.  c. Effect on Adjacent Properties: The proposed use at the proposed location shall not result in substantial or undue adverse effects on adjacent property. Staff Comment: The applicant contends that the proposed use will not cause adverse effects to the adjacent properties. The applicant further clarifies that the nearby DocuSign Envelope ID: 4C9FDC70-8C09-4323-8A0D-953D4B5FFD83 City of Renton Department of Community & Economic Development Mobile CT Scan Conditional Use Permit Administrative Report & Decision LUA18-000614, CU-A Report of November 26, 2018 Page 9 of 12 D_Mobile CT CUP_181126 commercial/office uses surrounding the site do not face the proposed location of the mobile unit behind the existing veterinary hospital. The closest building to the east faces SW 43rd St to the south, rather than the back of the clinic. In addition, the customer parking for the lot to the east does not overlook the proposed mobile unit location. Staff has reviewed the request and concurs that there would be no significant adverse impacts associated with the proposal if the recommended conditions of approval are complied with, nor would the project result in substantial or undue adverse effects on adjacent properties.  d. Compatibility: The proposed use shall be compatible with the scale and character of the neighborhood. Staff Comment: The applicant contends that the proposed improvements to the site would be in harmony with the character of the neighborhood. The applicant states that the neighborhood is comprised of single story commercial buildings. The height of the mobile unit will not extend beyond that of the existing clinic. In addition, an attractive screening fence, as well as enhanced landscaping, will obscure the lower portion of the Unit. If all recommended conditions of approval are complied with, staff concurs that the proposal would match the scale and character of the neighborhood.  e. Parking: Adequate parking is, or will be made, available. Staff Comment: See comments under FOF 14, Parking.  f. Traffic: The use shall ensure safe movement for vehicles and pedestrians and shall mitigate potential effects on the surrounding area. Staff Comment: It is not anticipated that the proposed mobile unit will have any negative impact on traffic for the surrounding area. The proposed unit will be located within existing parking stalls, outside of any drive aisles. The proposed use will be accessory to the existing use on-site, will be used by existing clinic staff, and will not increase customer trips. Staff has reviewed the request and concurs that the proposed use is sited to ensure safe movement for vehicles and pedestrians and the unit is not anticipated to result in any traffic impacts on the surrounding area. Compliant if condition of approval is met g. Noise, Light and Glare: Potential noise, light and glare impacts from the proposed use shall be evaluated and mitigated. Staff Comment: The applicant contends that the proposed mobile unit would not result in any long term adverse noise, light, and glare impacts on either the adjacent public rights-of-way or adjacent properties. It is not anticipated that the noise emitted by the mobile unit will be beyond what is typical of the surrounding commercial uses. The applicant states that security lighting will be used (at night) during business hours. This lighting is intended to light the pathway from the building exit door to the entrance of the mobile unit. The lighting is expected to be consistent with exterior building lighting on a typical office building, which would be consistent with lighting in the surrounding area. However, details of the lighting plan were not provided with the application, therefore staff recommends as a condition of approval that a lighting plan be provided with the building permit application identifying compliance with RMC 4-4-075. Staff has reviewed the proposal and concurs that, if all conditions of approval are complied with, then the proposal would not result in adverse noise, light, and glare impacts to the surrounding neighborhood. DocuSign Envelope ID: 4C9FDC70-8C09-4323-8A0D-953D4B5FFD83 City of Renton Department of Community & Economic Development Mobile CT Scan Conditional Use Permit Administrative Report & Decision LUA18-000614, CU-A Report of November 26, 2018 Page 10 of 12 D_Mobile CT CUP_181126  h. Landscaping: Landscaping shall be provided in all areas not occupied by buildings, paving, or critical areas. Additional landscaping may be required to buffer adjacent properties from potentially adverse effects of the proposed use. Staff Comment: See comments under FOF 13, Landscaping. 16. Availability and Impact on Public Services: Compliance Availability and Impact on Public Services Analysis  Police and Fire: Police and Fire Prevention staff indicates that sufficient resources exist to furnish services to the proposed development.  Storm Water: An adequate drainage system shall be provided for the proper drainage of all surface water. Staff Comment: No additional impervious surface, or changes to the existing impervious surface is proposed on the project site, therefore the project is exempt from providing a stormwater study and associated improvements.  Water: Water service is provided by the City of Renton. The proposed project does not have any water impacts. The proposed project elements should not impact the existing water lines.  Sanitary Sewer: Wastewater service is provided by the City of Renton. The proposed project does not have any sewer utility impacts. The proposed project elements should not impact the existing sewer lines. I. CONCLUSIONS: 1. The subject site is located in the Employment Area (EA) Comprehensive Plan designation and complies with the goals and policies established with this designation, see FOF 12. 2. The subject site is located in the Commercial Arterial (CA) zoning designation and complies with the zoning and development standards established with this designation provided the applicant complies with City Code and conditions of approval, see FOF 13. 3. The proposed mobile unit/trailer does not impact the exterior of the existing building and is exempt from compliance with the Urban District D Design Standards, as specified in 4-3-100, see FOF 14. 4. The proposed Conditional Use complies with the Critical Areas Regulations provided the applicant complies with City Code, see FOF 8. 5. The proposed Conditional Use complies with the Conditional Use Permit criteria as established by City Code provided the applicant complies all advisory notes, city code, and conditions of approval, see FOF 15. 6. There are adequate public services and facilities to accommodate the proposed Conditional Use, see FOF 16. DocuSign Envelope ID: 4C9FDC70-8C09-4323-8A0D-953D4B5FFD83 City of Renton Department of Community & Economic Development Mobile CT Scan Conditional Use Permit Administrative Report & Decision LUA18-000614, CU-A Report of November 26, 2018 Page 11 of 12 D_Mobile CT CUP_181126 J. DECISION: The Mobile CT Scan Conditional Use Permit, File No. LUA18-000614, CU-A, as depicted in Exhibit 2, is approved and is subject to the following conditions: 1. The parking lease agreement shall be maintained for the duration that the mobile CT Imaging Unit is located on the site or until a new agreement is obtained and approved by the City. 2. The applicant shall submit the proposed colors and material samples for the proposed screening fence for review and approval prior to building permit issuance. 3. A lighting plan shall be provided with the building permit application demonstrating compliance with RMC 4-4-075. DATE OF DECISION ON LAND USE ACTION: SIGNATURE: Jennifer Henning, Planning Director Date TRANSMITTED this November 26th, 2018 to the Owner/Applicant/Contact: Owner: Applicant: Contact: ZV Company, 3306 Olympic Blvd. W, Tacoma, WA 98466 Christopher Smith, Blue Pearl Veterinary Partners, 2950 Busch Lake Blvd., Tampa, FL 33614 Janet Monda, Architectural Werks, Inc., 11416 98th Ave, Suite 200, Kirkland, WA 98033 TRANSMITTED this November 26th, 2018 to the following: Chip Vincent, CED Administrator Brianne Bannwarth, Development Engineering Manager Amanda Askren, Property Services Vanessa Dolbee, Current Planning Manager Rick Marshall, Fire Marshal K. LAND USE ACTION APPEALS, REQUEST FOR RECONSIDERATION, & EXPIRATION: The administrative land use decision will become final if the decision is not appealed within 14 days of the decision date. APPEAL: This administrative land use decision will become final if not appealed in writing to the Hearing Examiner on or before 5:00 PM on December 10, 2018. An appeal of the decision must be filed within the 14- day appeal period (RCW 43.21.C.075(3); WAC 197-11-680), together with the required fee to the Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. RMC 4-8-110.B governs appeals to the Hearing Examiner and additional information regarding the appeal process may be obtained from the City Clerk’s Office, (425) 430-6510. EXPIRATION: The Conditional Use Permit decision will expire two (2) years from the date of decision. A single two (2) year extension may be requested pursuant to RMC 4-9-030. DocuSign Envelope ID: 4C9FDC70-8C09-4323-8A0D-953D4B5FFD83 11/26/2018 | 1:41 PM PST City of Renton Department of Community & Economic Development Mobile CT Scan Conditional Use Permit Administrative Report & Decision LUA18-000614, CU-A Report of November 26, 2018 Page 12 of 12 D_Mobile CT CUP_181126 RECONSIDERATION: Within 14 days of the decision date, any party may request that the decision be reopened by the approval body. The approval body may modify his decision if material evidence not readily discoverable prior to the original decision is found or if he finds there was misrepresentation of fact. After review of the reconsideration request, if the approval body finds sufficient evidence to amend the original decision, there will be no further extension of the appeal period. Any person wishing to take further action must file a formal appeal within the 14-day appeal time frame. THE APPEARANCE OF FAIRNESS DOCTRINE: provides that no ex parte (private one-on-one) communications may occur concerning the land use decision. The Doctrine applies not only to the initial decision, but to Appeals to the Hearing Examiner as well. All communications after the decision/approval date must be made in writing through the Hearing Examiner. All communications are public record and this permits all interested parties to know the contents of the communication and would allow them to openly rebut the evidence in writing. Any violation of this doctrine could result in the invalidation of the appeal by the Court. DocuSign Envelope ID: 4C9FDC70-8C09-4323-8A0D-953D4B5FFD83 CITY OF RENTON DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT ADMINISTRATIVE REPORT & DECISION EXHIBITS Project Name: Mobile CT Scan Conditional Use Permit Land Use File Number: LUA18-000614, CU-A Date of Report November 26, 2018 Staff Contact Angelea Weihs Associate Planner Project Contact/Applicant Janet Monda Architectural Werks, Inc. 11416 98th Ave, Suite 200, Kirkland, WA 98033 Project Location 4208 Lind Ave SW The following exhibits are included with the ERC report: Exhibit 1: Administrative Decision Exhibit 2: Site Plan Exhibit 3: Landscape Plan Exhibit 4: Off-site Parking Lease Agreement Exhibit 5: Mobile Unit and Screening Elevations Exhibit 6: Advisory Notes DocuSign Envelope ID: 4C9FDC70-8C09-4323-8A0D-953D4B5FFD83 EXHIBIT 2 DocuSign Envelope ID: 4C9FDC70-8C09-4323-8A0D-953D4B5FFD83 EXHIBIT 3 DocuSign Envelope ID: 4C9FDC70-8C09-4323-8A0D-953D4B5FFD83 :r¡çÌlitFrk --"MULTI-TENANTLEASE AGREEMENTSOUTH LIND SQUARE, LLC, as Landlord,andBLUEPEARL WASHINGTON, LLC' as Tenant.SOUTHLIND SQUARERENTON, WASHINGTONEXHIBIT 4DocuSign Envelope ID: 4C9FDC70-8C09-4323-8A0D-953D4B5FFD83 EXHIBIT 5 DocuSign Envelope ID: 4C9FDC70-8C09-4323-8A0D-953D4B5FFD83 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Page 1 of 1 LUA18-000614 ADVISORY NOTES TO APPLICANT The following notes are supplemental information provided in conjunction with the administrative land use action. Because these notes are provided as information only, they are not subject to the appeal process for the land use action. Planning: (Contact: Angelea Weihs, 425-430-7312, aweihs@rentonwa.gov) 1. RMC section 4-4-030.C.2 limits haul hours between 8:30 am to 3:30 pm, Monday through Friday unless otherwise approved by the Development Services Division. 2. Commercial, multi-family, new single family and other nonresidential construction activities shall be restricted to the hours between seven o’clock (7:00) a.m. and eight o’clock (8:00) p.m., Monday through Friday. Work on Saturdays shall be restricted to the hours between nine o’clock (9:00) a.m. and eight o’clock (8:00) p.m. No work shall be permitted on Sundays. 3. The applicant may not fill, excavate, stack or store any equipment, dispose of any materials, supplies or fluids, operate any equipment, install impervious surfaces, or compact the earth in any way within the area defined by the drip line of any tree to be retained. Development Engineering: (Contact: Justin Johnson, 425-430-7291, jtjohnson@rentonwa.gov) 1. No comments Fire Authority: (Contact: Corey Thomas, 425-430-7024, cthomas@rentonwa.gov) 1. No comments. Technical Services: (Contact: Amanda Askren, 425-430-7369, aaskren@rentonwa.gov) 1. No comments. Community Services: (Contact: Leslie Betlach, 425-430-6619, lbetlach@rentonwa.gov) 1. No comments. Police: (Contact: Cyndie Parks, 425-430-7521, cparks@rentonwa.gov) 1. No comments. Building: (Contact: Craig Burnell, 425-430-7290, cburnell@rentonwa.gov) 1. No comments. EXHIBIT 6 DocuSign Envelope ID: 4C9FDC70-8C09-4323-8A0D-953D4B5FFD83